Local zoning · Shasta County

Shasta County — Overlay Districts

Overlay Districts under the Shasta County local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Overlay (combining) districts in the Shasta County Zoning Ordinance are special purpose districts that are combined with a principal zone to add, modify or restrict uses and development standards in specific locations in the unincorporated areas. The combining districts used in Shasta County include AP, B, F-2, MRB, IMR, T, SH, SP, DR, and ASP; each set of rules is written to prevail over conflicting principal-district rules where noted. See the county's base zoning map and any applicable specific plan map to determine whether a parcel carries one of these overlays. The ordinance establishes the combining districts and their controlling sections; apply the cited § when evaluating a proposal. See the county zoning overview and the Shasta County Zoning pages for context and maps. Shasta County Zoning

Important related topics you will frequently need in parallel when working with overlays include the county development standards, design review, parking, signage, and landscaping and screening rules; see those pages for procedure and technical requirements.

How the ordinance treats combining (overlay) districts

  • The ordinance lists combining districts to be applied with principal districts and instructs that, unless otherwise provided, the combining district regulations “prevail over any conflicting regulation of any principal district with which this district is combined.” See § 17.02.025 (C) and the individual chapter headings for the same language.
  • The combining districts are explicitly enumerated in § 17.02.025 (C); use that list to confirm whether a named combining district exists in the county code.

District-by-district breakdown

Below is a focused, plain-English breakdown of each combining district established by the Shasta County Title 17 that functions as an overlay. For every item I cite the controlling ordinance section; the county code text contains more detail and definitions than this summary—read the cited § before submitting an application.

  • Note: All rules below apply only in the unincorporated areas of Shasta County.

Agricultural Preserve — AP (Chapter § 17.66.010 – § 17.66.020)

  • Purpose: The AP district is intended to be combined with EA (Exclusive Agricultural) lands to define agricultural preserve boundaries and to apply additional regulations necessary to comply with agricultural preserve law. § 17.66.010
  • Typical permitted uses: All uses allowed in the EA district and, where a Land Conservation Act contract applies, any uses listed in that contract as compatible with agriculture. § 17.66.020
  • Key dimensional/locational standards: The AP relies on the EA district standards; it adds contract-related uses where applicable (no independent lot-size schedule is added in these sections). § 17.66.020
  • Where it applies: On parcels identified as agricultural preserves in the unincorporated county; check the county zoning maps. Verify with the jurisdiction.

Building Site — B (Chapter § 17.68.010 – § 17.68.030)

  • Purpose: The B combining district modifies the minimum lot area that would otherwise apply in a principal district (used where a specific minimum lot area or limited number of building sites is authorized). § 17.68.010
  • Typical permitted uses: Same as the principal district with which it is combined (i.e., it does not add or remove use categories). § 17.68.020
  • Key dimensional standards: The district uses hyphenated suffixes to show minimum lot area or number of building sites, e.g., B‑8 (8,000 sq ft minimum), BA‑5 (5-acre minimum), BL‑3 (maximum of three building sites). The numeric suffix is authoritative. § 17.68.030
  • Where it applies: Applied where a recorded map, tentative map or specific approval sets a modified minimum lot area or a limited number of building sites. Review parcel-specific map notes. Verify with the jurisdiction. § 17.68.030

Restrictive Flood — F‑2 (Chapter 17.70, e.g., § 17.70.020)

  • Purpose: The F‑2 combining district (Restrictive Flood) is established to regulate development in flood-prone areas and to coordinate floodplain development controls with the county's flood chapters. See Chapter 17.70. Chapter 17.70 / § 17.70.020
  • Typical permitted uses: Uses allowed in the principal district may be permitted, but proposals must meet the flood-related restrictions described in the chapter; where base flood elevations or floodways have been established, additional restrictions and flood‑development approvals apply. § 17.70.020
  • Key dimensional/locational standards: The F‑2 district connects to Chapters 17.22 and 17.70 (floodplain management) and incorporates FEMA mapping by reference; development is reviewed as flood development. Specific elevation/mitigation and variance criteria are contained in those flood chapters. § 17.02.030 and 17.70.020
  • Where it applies: Areas identified on the county's special zone / flood maps (FEMA FIRMs are incorporated by reference). Verify with the floodplain administrator and maps in the planning division. § 17.02.030 (D)

Mineral Resource Buffer — MRB (Chapter § 17.71.010 – § 17.71.040)

  • Purpose: The MRB district protects long-term mining operations by creating a buffer (up to one-half mile) where compatible uses and minimum standards are required so mining potential is not precluded. § 17.71.010
  • Typical permitted uses: Uses allowed in the principal district so long as they do not conflict with existing or potential mineral resource operations; customary permit rules of the principal district apply. § 17.71.020
  • Key dimensional/locational standards: For residential lands the minimum lot area is five acres (unless a smaller size was permitted by the principal district prior to 1/1/1998). Building sites should be located as far as feasible from mining. Notice requirements for deed disclosure are required for new land divisions and discretionary permits. § 17.71.030 – § 17.71.040
  • Where it applies: Within up to one-half mile of MR‑zoned mining operation sites in the unincorporated county; the text forbids combining MRB with certain small‑lot residential districts. § 17.71.010, § 17.71.040

Interim Mineral Resource — IMR (Chapter § 17.72.010 – § 17.72.030)

  • Purpose: The IMR district is intended to protect short‑term mining operations (less than ~30 years) and allow compatible uses while protecting mineral resource potential. § 17.72.010
  • Typical permitted uses: All principal‑district uses may be allowed provided they won’t conflict with mining; discretionary permits within one‑half mile must include mitigation as determined by CEQA review. § 17.72.020
  • Key dimensional/locational standards: Minimum lot area for IMR lands is ten acres (unless a smaller lot size was in place prior to 1/1/1998). Deed notices for proximity to mining are required. § 17.72.030
  • Where it applies: Parcels identified in the ordinance/maps as IMR in the unincorporated county. § 17.72.010

Mobile Home — T (Chapter § 17.73.010 – § 17.73.040)

  • Purpose: The T combining district identifies areas where mobile homes are authorized in addition to typical principal-district uses. § 17.73.010
  • Typical permitted uses: Mobile home in lieu of a permitted one‑family residence plus all uses permitted in the principal district (subject to permit requirements). § 17.73.030
  • Key dimensional/locational standards: The code lists which principal districts may be combined with T (e.g., A‑1, TL, HP, NRA‑S, R‑L, R‑R, I‑R). A compatibility finding is required before reclassification to T; that hearing must consider visibility, distances and existing neighborhood character. § 17.73.020 – § 17.73.040
  • Where it applies: Only where the map shows T combined with a principal district; compatibility findings are required for rezoning. § 17.73.040

Scenic Highway — SH (Chapter § 17.74.010 – § 17.74.030)

  • Purpose: The SH combining district protects the visual qualities of scenic corridors along official scenic highways by requiring development that preserves scenic character. § 17.74.010
  • Typical permitted uses: Principal-district uses are allowed only if the SH development standards are met; some uses may require an administrative or use permit. § 17.74.020
  • Key dimensional/locational standards: The SH standards require siting buildings to be least visible from the scenic highway, clustering development, using neutral colors and compatible materials, minimizing grading and putting new utilities underground where feasible; sign rules remain controlled under the county sign chapter. § 17.74.030
  • Where it applies: Areas designated on the county’s scenic corridor maps; consult parcel‑specific zoning/special zone maps. § 17.74.010 – § 17.74.030

Specific Plan — SP (Chapter § 17.76.010 – § 17.76.030)

  • Purpose: The SP combining district identifies areas where an adopted specific plan applies and channels regulation to the specific plan and the principal zone—consistent with Government Code § 65450 et seq. § 17.76.010
  • Typical permitted uses: Uses of the principal district are permitted provided they conform to the applicable specific plan and the principal district permit rules. § 17.76.020
  • Key dimensional/locational standards: Site development standards are governed by the principal district and the specific plan; where conflict exists, the more restrictive regulation prevails unless the specific plan provides otherwise. § 17.76.030
  • Where it applies: Land inside an adopted specific plan boundary; check the county planning maps and the specific plan document. Shasta County Land Use

Design Review — DR (Chapter § 17.78.010 – § 17.78.040)

  • Purpose: The DR combining district is intended to protect unique environmental, historical or scenic features and to promote architectural/design compatibility through design review guidelines. § 17.78.010
  • Typical permitted uses: Uses allowed under the principal district are permitted but often require design review and, depending on the commercial/residential context, may require an administrative or use permit to be exercised in the DR district. § 17.78.015 – § 17.78.020
  • Key standards: Projects in DR must meet or exceed principal‑district standards and be consistent with district design guidelines; where guidelines are not adopted, the code lists baseline design review standards such as design theme, landscaping (must meet or exceed § 17.84.040 standards and provide shade over 30% of parking/pedestrian areas within ten years), and findings for compatibility for use permits. § 17.78.030 – § 17.78.040
  • Where it applies: Areas where the DR overlay is placed on the zoning map; design review may be applied to particular developments as required. See the county design review page.

Redding Airport Specific Plan — ASP (Chapter § 17.80.010 – § 17.80.080)

  • Purpose: The ASP district brings the Redding municipal airport specific plan and the airport hazards ordinance standards into the zoning system to prevent incompatible development around the airport and to implement the airport plan. § 17.80.010 – § 17.80.020
  • Typical permitted uses: Uses allowed in the principal district are permitted if they do not conflict with airport plan policies and the airport hazards ordinance; the chapter maps which airport plan uses require zoning, administrative or use permits. § 17.80.050 – § 17.80.070
  • Key dimensional/locational standards: In addition to complying with the principal district regulations, the ASP lists minimum yard/landscaping standards that prevail where inconsistent with the principal district. Example: for sites fronting on Airport Road, a 10‑ft wide landscaped strip with living plant materials and a minimum of three trees per lot planted 40 ft on center is required; vegetative areas must have permanent watering systems and landscaped per airport plan. § 17.80.080 (A)(2)–(4)
  • Where it applies: Within the boundaries of the Redding municipal airport specific plan as adopted; the ASP may be combined with any zone district inside that boundary. § 17.80.020 (C)

Quick reference table — Most decision‑relevant overlay standards / uses

Combining District Decision‑relevant rule or typical permit trigger Code Reference
AP — Agricultural Preserve Uses limited to EA uses and uses in any Land Conservation ( Williamson) contract § 17.66.010 – § 17.66.020
B‑# — Building Site Minimum lot area (or max building sites) indicated by numeric suffix (e.g., B‑8, BA‑5, BL‑3) § 17.68.030
F‑2 — Restrictive Flood Flood development controls apply; conforms to FEMA maps and Chapters 17.22/17.70 Chapter 17.70; § 17.70.020
MRB — Mineral Resource Buffer Residential minimum lot area = 5 acres; deed notice required; certain district combinations prohibited § 17.71.030 – § 17.71.040
IMR — Interim Mineral Resource Minimum lot area = 10 acres; protections for short‑term mines; CEQA mitigation for nearby discretionary permits § 17.72.030
T — Mobile Home Allows mobile home in lieu of one‑family residence; rezoning to T requires compatibility finding § 17.73.030 – § 17.73.040
SH — Scenic Highway Siting, materials, undergrounding utilities, minimize grading; compatibility with scenic corridor required § 17.74.030
SP — Specific Plan Where a specific plan applies, the specific plan + principal district govern; more restrictive rule prevails § 17.76.010 – § 17.76.030
DR — Design Review Design guidelines and findings; landscaping standards reference § 17.84.040; shading and aesthetic standards required § 17.78.010 – § 17.78.040
ASP — Redding Airport Specific Plan Airport plan and airport hazards ordinance incorporated; yard/landscaping minima (e.g., 10‑ft strip on Airport Road, 3 trees/lot) § 17.80.020 – § 17.80.080

Checklist — what an applicant must satisfy (overlay‑specific)

  • Confirm whether the parcel is in any combining district by checking the county’s zoning/special‑zone maps and the planning division. Verify with the jurisdiction. § 17.02.030
  • Read the combining district chapter that applies (e.g., § 17.71.010–030 for MRB) and apply the overlay standards in addition to principal‑district standards.
  • If the overlay requires deed notices or recorded disclosures (e.g., MRB/IMR), prepare required statements and include them in the land‑division or discretionary permit record. § 17.71.030; § 17.72.030
  • For overlays that impose site design controls (e.g., SH, DR, ASP), provide design submittals that address siting, materials, colors, landscaping, and utilities per the overlay standards and county design review rules. § 17.74.030; § 17.78.030; § 17.80.080
  • If combining district modifies lot area (e.g., B, MRB, IMR), confirm that the proposed parceling and density conform to the overlay numeric requirement. § 17.68.030; § 17.71.030; § 17.72.030
  • If project touches floodplain overlays (F‑2), coordinate with the floodplain administrator and provide required flood elevation/mitigation materials. § 17.70.020
  • If subject to the Redding Airport ASP, confirm compliance with the airport hazards ordinance and ASP site standards (landscaped strips, tree counts, signage limitations). § 17.80.040 – § 17.80.080

Risks & Ambiguities

Issue Why it matters What to verify
Overlay boundary vs. parcel ambiguity Overlays are map‑based; a parcel may be partly in an overlay which changes applicable standards Verify the official county zone maps and any special zone maps at the Planning Division and ask for an official GIS/zoning exhibit. § 17.02.030
Conflicts between overlay and principal standards Code says overlays prevail where they conflict, but some overlays defer to specific plans or other ordinances (ASP uses airport plan) Confirm which regulation is “more restrictive” and whether a specific plan or airport plan controls (e.g., ASP references airport plan and airport hazards ordinance). § 17.80.020
Parcel‑specific lot‑size grandfathering (MRB/IMR) MRB/IMR refer to lot sizes relative to rules in effect before 1/1/1998 — this creates complexity for older approvals Verify historic zoning on the parcel and whether a smaller lot size was lawfully established prior to 1998. § 17.71.030; § 17.72.030
Flood elevation and F‑2 mapping Flood rules incorporate FEMA studies and county flood chapters — incorrect or outdated mapping can derail approvals Confirm current FEMA FIRM and county flood maps (FIS and FIRMs incorporated by reference) and coordinate with the floodplain administrator. § 17.02.030 (D); Chapter 17.70
Design guidelines vs. discretionary findings in DR DR requires design guidelines or meeting baseline standards; lack of an adopted guideline set makes compliance subjective Determine whether a DR district for your area has adopted community design guidelines or whether the county will apply general design standards. § 17.78.030

Information Gaps

  • Parcel‑level overlay map graphics: Not found in retrieved materials — consult the Planning Division GIS/zoning map. Verify with the jurisdiction. § 17.02.030
  • Fee schedules and exact application submittal checklists for overlay‑driven permits: Not found in retrieved materials — contact the county planning department. Verify current fee resolution.
  • Detailed procedures for notice recording language (deed notice templates) for MRB/IMR: The code requires deed notices, but a sample/format is not provided in the retrieved text — obtain sample language from planning. § 17.71.030; § 17.72.030

Plain‑English Summary

Shasta County’s overlay (combining) districts are extra layers of zoning rules that modify or add requirements to the base zoning for specific parcels in the unincorporated county — for example, MRB and IMR protect mining areas with minimum lot sizes and disclosures, SH and DR control design and visibility along scenic corridors, B sets a special minimum lot area with a numeric suffix (like B‑8), and ASP enforces the airport specific plan and related landscaping standards. Always read the overlay’s chapter (§ cited above) together with the principal district rules and verify the parcel’s map designation with the Planning Division. Verify with the jurisdiction.

Source References

  • Shasta County Code, Title 17 — ZONING (print export / county code compilation). Key combining‑district listings and rules: § 17.02.025 (C) (enumeration of combining districts).
  • AP — Agricultural Preserve: § 17.66.010 – § 17.66.020.
  • B — Building Site: § 17.68.010 – § 17.68.030.
  • F‑2 — Restrictive Flood (Chapter 17.70), e.g., § 17.70.020 (flood/development rules).
  • MRB — Mineral Resource Buffer: § 17.71.010 – § 17.71.040.
  • IMR — Interim Mineral Resource: § 17.72.010 – § 17.72.030.
  • T — Mobile Home: § 17.73.010 – § 17.73.040.
  • SH — Scenic Highway: § 17.74.010 – § 17.74.030.
  • SP — Specific Plan: § 17.76.010 – § 17.76.030.
  • DR — Design Review: § 17.78.010 – § 17.78.040.
  • ASP — Redding Airport Specific Plan: § 17.80.010 – § 17.80.080 (including the 10‑ft landscape strip / 3 trees example).

Primary print/export source: Shasta County Title 17 — Zoning (Municode print export as contained in the uploaded ordinance translation). If you need parcel‑specific overlay boundaries or application forms, contact the Shasta County Resource Management Department (Planning Division) or consult the county's online zoning map. Shasta County zoning & planning overview

Sources

Retrieved passages

  • Shasta County Zoning Code (§ 5.01.030) Medium relevance
  • Shasta County Zoning Code (chapter including) Medium relevance
  • CBC § 17.88.132 (Section 17.88.132) Medium relevance
  • Shasta County Zoning Code (section and) Medium relevance
  • CBC § 5.01.020 (§ 5.01.020) Medium relevance
  • Shasta County Zoning Code (§ 27) Medium relevance
  • Shasta County Zoning Code (§ 28) Medium relevance
  • Shasta County Zoning Code (§ 11362.2) Medium relevance
  • Shasta County Zoning Code (§ 73) High relevance
  • Shasta County Zoning Code (§ 32) High relevance
  • Shasta County Zoning Code (§ 5.02.390) Medium relevance
  • Shasta County Zoning Code (section were) Medium relevance
  • Shasta County Zoning Code (§ 77) Medium relevance
  • Shasta County Zoning Code (§ 5.02.380) Medium relevance

Cited sections

Frequently asked questions

What combining (overlay) districts exist in Shasta County Title 17?

Shasta County’s ordinance explicitly lists combining districts including AP, B, F‑2, MRB, IMR, T, SH, SP, DR, and ASP in § 17.02.025 (C); each has a chapter that explains purpose, permitted uses and development standards (see the cited chapters).

What does a **B‑8** or **BA‑5** suffix mean on a zoning label?

A hyphenated B combining district sets the minimum lot area or the number of building sites as indicated by the number following the hyphen (e.g., B‑8 = 8,000 sq ft minimum; BA‑5 = 5 acres minimum). See § 17.68.030 for rules and limitations.

If my parcel is in the **MRB** district, what lot size should I expect?

For residential lands in the MRB district, the ordinance establishes a minimum lot area of five acres except where a smaller parcel size was lawfully permitted prior to 1/1/1998; parcel‑specific historic zoning can change applicability — verify with the county. § 17.71.030

Does the Scenic Highway (**SH**) overlay ban development?

No. The SH overlay does not categorically ban development but requires that development meet scenic standards (sit structures to be least visible from the highway, cluster buildings, use neutral colors, minimize grading, underground utilities when feasible) and may require discretionary permits. § 17.74.030

What triggers design review under the **DR** overlay?

In a DR district, projects must meet adopted design review guidelines or the baseline design standards in § 17.78.030; commercial uses in commercial buildings that would otherwise be permitted may require an administrative permit as part of design review. § 17.78.015 – § 17.78.030

If my parcel is inside the Redding Airport Specific Plan (**ASP**) area, what extra landscaping is required?

The ASP chapter requires airport‑plan landscaping minima: for example, lots with frontage on Airport Road must provide a 10‑foot wide landscaped strip adjacent to the front property line with living plant materials and a minimum of three trees per lot planted 40 feet on center; vegetative areas must have permanent irrigation. See § 17.80.080 (A)(2)–(4).

Are flood overlays part of Title 17, and how do I find applicable flood rules for my property?

Yes. The F‑2 (Restrictive Flood) overlay and the floodplain chapters are part of Title 17; FEMA flood insurance studies and maps are incorporated by reference and certain approvals are treated as flood development permits. Check Chapters 17.70 and 17.22 and the county’s referenced FEMA maps. § 17.70.020; § 17.02.030 (D)

Can an overlay make standards less strict than the principal district?

No. Combining districts generally prevail over conflicting principal rules, and in many cases the overlay imposes additional or more restrictive standards; read the combining chapter carefully (e.g., DR and SH explicitly state their rules prevail on conflict). § 17.78.010 (B); § 17.74.030 (A)

Where do I get the official overlay boundary for my parcel?

Overlay boundaries are shown on the county’s official zone maps and any "special zone maps" maintained by the planning department; request the official map or a zoning exhibit from the Planning Division. § 17.02.030 (A)–(C)

Who decides whether an overlay standard can be modified for a project?

Depending on the overlay and the requested change, modifications will be handled via administrative permits, use permits, or zone amendments and processed by the Director, Planning Commission or Board of Supervisors consistent with the permit procedures in Title 17 (e.g., see the PD and permit chapters). Verify the specific decision authority for the overlay in the applicable chapter and the Title 17 permit procedures. Verify with the jurisdiction. § 17.62.030; § 17.92.020

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